By David Brauner, Editor

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Useful Language
To address this issue, one inspector said he uses language similar to the following: “Inaccessible. Sometimes loose insulation has been blown over the access hatch, in which case it will not be opened. This situation should be rectified after taking possession of the house.” Or “Inspector can only review this area if access is made available to the inspector.” And “If concerned, client should verify acceptable heating/cooling bills from homeowner. Client has the right to interview the homeowner to assume proper insulation and attic ventilation by confirming if homeowner has ever observed ice damming, icicles on eaves or abnormal melting of snow from the roof compared to other homes in the area- all of which are signs of improper insulation and attic ventilation. If available, client may wish to obtain design specifications, blue prints, permits, etc. to determine insulation, ventilation, and structure.”

Jack Feldmann, inspecting in Tennessee since 1989, says he often goes the extra mile. “It’s a tough call. I have also paid a cleaning bill,” said Feldmann. “However, I have taken clothes out of the closet with the help of the real estate agent. I’ve put an old sheet over the clothes, and many, many times I have cleaned up the insulation that fell down. Sometimes when there are two access points, I can climb over to the other side and get in that part of the attic anyway. I don’t have a problem cutting a caulk line to get access. I need to get in and it can be re-caulked. Same thing for electrical panels. Most of the time, I will cut wallpaper or caulking to get into one. Many times I have to chip out paint from the screw heads to open it. If you don’t go in the attic or anywhere for that matter, document it well in the report as to WHY you didn’t go in there. Photos are a plus.”

Gearing Up
Jon Errickson, inspecting Twin Cities, Minnesota for two years, says he takes gear along for just such an occasion. “I carry a six by six foot tarp to put down under my ladder to hopefully catch most of the insulation that falls,” said Errickson. “The only attics that I don’t go in are the ones where the ceiling has the ‘popcorn’ texture and it seals the attic scuttle. But I tell the buyers I’ll come back and look if they don’t mind me cutting in to it to get access.”

Michael O’Handley, inspecting in Washington since 1996, says, “I move blown-in all the time. I also cut the caulk on access hatches when I need to. Just have the selling agent call the listing agent and make it clear to the seller, through the listing agent, that you have no intention of re-caulking or paying to have it re-caulked. If the seller refuses to allow you to do it or says you have to re-caulk it or pay to have it re-caulked, decline to cut the seal and exclude the attic. It only takes a couple of minutes to hang some old sheets over the stuff in the closet (shoes are great for anchoring the sheets in place on top of stuff), leaving the floor the only thing that will get dumped on and I have a six by six foot tarp for that. Most of the time the installers around here have formed a dam around the hatch with batt insulation and have cut a large piece of batting to sit on the hatch, so the only thing that falls through is a little over-blow. However, occasionally there aren’t any dams and I’ll get a little cascade. I just collect most of it when I come back out, toss it up into the attic, and vacuum up the residue,” said O’Handley. “For the stuff that inevitably falls down, I have a hand vacuum that I bought for four dollars at a thrift store. It’s powerful with a beater bar on it. It will compact a large amount of loose-fill into its little cloth bag in seconds and leave the place nice and clean. In 13 plus years I’ve never gotten a complaint from a homeowner or had to pay a cleaning fee and I’ve discovered literally hundreds, maybe thousands of things in attics that would have earned me poor reviews from clients if they’d been discovered after the clients moved in.”

Dave Hill, inspecting since 2005 in Arizona, has this take: “I carry several small clips to hold a sheet in place to cover clothes and catch that darn loose fill. I usually state/disclose that I only inspect from the HVAC platform in the attic since most joists are covered with insulation. They can have a handyman come out and do a further evaluation as desired. I don’t risk going through the ceiling unless I see something that warrants closer inspection,” said Hill, adding this important tip: “I always wear a bump cap. Like a hardhat but similar to a baseball-style cap. My head hit an ‘air nail’ in the sheathing once and after that I never enter without head protection. My LED headlight is attached to the cap so I have light wherever I look.”

Michael Patton, inspecting throughout Cincinnati, Indiana & Northern Kentucky for nine years, has his own way of doing things. “Currently I do not carry sheets or tarps, I probably should but don’t. One easy, fast trick that I have been using is to make use of the plastic dry cleaners bags. I pull out a couple of the clothes with the bags over them and hook the hanger perpendicular to the rod and drape the clothes/bags across the other clothes. Usually enough of these are in the closet to provide adequate protection of the hanging clothes. Yes I still have to clean up the floor on occasion but this prevents me from having to go back and forth to the truck with the tarps and sweepers etc.,” said Patton. “For the most part, I will open just about any ceiling hatch; yes I have cut them open and yes I have had trouble getting the big Styrofoam-backed panels back in place. Yes, I have emptied closets out, muttering under my breath the entire time.”

To Inspect or Not
Jim McMillan, inspecting in North and South Carolina since 1998, says he weighs the liability of each inspection choice. “With many of my inspection-related tasks I weigh what my liability potential is if I do certain things. To me, liability means ‘money out of pocket,’” said McMillan.  “Whenever I encounter a circumstance that could be a safety hazard or an accessibility concern, I consider as many of the consequences of my actions as possible and make a call on inspecting or not. This includes safely accessing attic and under floor crawlspaces, electrical panels, utility areas, roofs, etc. If, in my mind as a professional, there is a legitimate issue, I will explain to the client or agent what the issue is, ask if the agent or owner has means (within reason) of resolving the issue while I am doing my inspection, and if not, I make the appropriate reference in my report with pictures.  In North Carolina the inspection is required to be completed in a single day for reporting purposes. If there are areas or components that I cannot inspect within that day I will offer, for a fee, to return and inspect inaccessible areas or components at a later date.”

McMillan continues, “We are being paid to perform a service, and often (due to competition and the economy) that pay is not what I think it should be. However, I still feel that I should do absolutely as much as I can for my clients in order to educate and inform them. As long as we are professional in our demeanor, honest in our actions and reporting, and comply with any inspection regulations that are in affect in our respective states, it is my belief that we have the right to choose not to inspect or access areas/components that in our opinion can’t be safely or adequately inspected.”

Pre-Inspection Tip
Daniel Rogers, inspecting Southeast Virginia since 1991, says he does a bit of ground work before the inspection that pays off. “The first thing everyone gets from me is an appointment confirmation e-mail. This goes out to the client and agents for both sides. It includes all the pertinent inspection information like day and time, price, payment expected, copy of inspection agreement, what to expect the day of, etc. It also states that utilities have been confirmed to be turned on during the phone call. Also, all areas must be accessible, like the attic, furnace, water heater, electric panel and crawlspace and I ask that they please make any necessary arrangements with sellers to make this happen,” said Rogers. “When I arrive at the home, I make a quick walk through to size things up. If I see any inaccessible areas I let them know that they’ll need to provide access by the time I get back in and then I go outside and get started. I will not take any liability risk but I do help within reason to get the job done. The opportune word is ‘help,’ meaning that I might hang the sheet, cut the caulk line, clear most of the area. However, I solicit and engage and recruit the hearts and minds of the other parties too. If it’s not reasonably accessible, then I take photos and document it as an inspection limitation and recommend re-inspection upon access clearance. I even document houses that are dark and cluttered because I know that no one ever remembers that and they’ll act like: ‘How could you miss that?’ Easy, look at the photos.”

For inspector Ted Menelly, inspecting for 20 years throughout the Dallas/Fort Worth area, charging to go back, for a fee, makes better sense than the removal of clothes from the closet, cutting a sealed hatch open, etc. “It is not just a matter of covering clothes most of the time. It is trying to squeeze into a closet and set the ladder up and not mash the clothes or push them out of the way,” said Menelly. “I don’t think we are inconveniencing a client by charging them to go back. We are the ones being put out. We are the ones taking a risk of damaging great Aunt Mable’s blouse that someone puts a $1,000 price tag on. If the question is how far we should go to make one client happy, in cases where something can be damaged or you have to move personal items, etc., the answer for me will always be- not that far at all. That $1,000 for Aunt Mable’s blouse is three to three and a half average inspections. We go out of our way on most inspections to accommodate our clients but there are limits. It is our job and our livelihood. We cannot afford to give away the next three to four inspections.”

Disclaimer: This article is meant to be used for informational purposes only. It is not the intent of this article to provide inspection advice, or advice for any specific fact, situation or circumstance.

Don’t Inspect for Pests – Sued Anyway

About the Author
David Brauner is Editor of Working RE magazine and Senior Broker at OREP.org, a leading provider of E&O Insurance for appraisers, inspectors and other real estate professionals in 49 states. He has covered the appraisal profession for over 16 years. He can be contacted at dbrauner@orep.org or (888) 347-5273. Calif. Insurance Lic. #0C89873.

I also would refrain from opening that hatch as an inspection is mostly visual and as long as note is made that it was not accessible then you have fulfilled your obligation as an inspector. I always let my client know that there may be some areas that are not going to be inspected due to either access or safety reasons.

Bob Wentz

Accordingly, the Office sent the following notice to all residential property insurance companies on December 8, 2005: Informational Memorandum – Premium Discounts for Hurricane Loss Mitigation instructing them to electronically file their discounts with the Office and to start sending the list of discounts to all new and renewed policies starting on February 1, 2006.

Commissioner McCarty recognized this was a good first step, but thought the wide ranges of discounts offered were not helpful for Floridians who need to know exactly what the discounts would be to make an informed decision on whether or not to spend money on retrofitting their homes. The Commissioner also thought the discounts should be higher, even doubled because of an engineering report conducted for the Florida Department of Community Affairs. The report demonstrated that recognized loss mitigation devices are much more resistant to damage than previous data indicated. Click here if you would like to view the research document on which the new higher discounts are based: Report on Mitigation Discounts.

Therefore, in December 2006, the Office promulgated Rule 69O-170.017 which required all property insurers to provide to the Office higher discounts in their insurance rates for policyholders who had recognized loss mitigation devices on their homes no later than March 1, 2007. The Rule requires insurers to send a list of those discounts with exact dollar savings to all new and renewed policyholders. Insurers must start sending the “Notice of Premium Discounts for Hurricane Loss Mitigation” form (OIR-B1-1655) to new and renewing policyholders starting September 5, 2007.

In 2008, the Office commissioned another study to evaluate windstorm loss relativities for construction features involving the analysis of damage and loss data from the 2004 and 2005 Florida hurricanes.

Once I know what my discounts would be, how do I prove to the insurance company I have these features on my home?
For more information visit http://www.winwininspections.com
Consumers can contract with a licensed inspector to examine the home using the official Uniform Mitigation Verification Inspection Form. This form must be accepted by all licensed residential property insurance companies in Florida.

In either case, the homeowner should take the completed inspection form to their agent to begin processing the policy discounts.

http://winwininspections.com/

http://www.myfloridahouse.gov/Sections/Documents/loaddoc.aspx?FileName=_h

0663er.docx&DocumentType=Bill&BillNumber=0663&Session=2010
The Bill provides in part the following:
• Insurers are no longer required to accept mitigation verification
forms from hurricane mitigation inspectors certified by My Safe
Florida Home. Instead, insurers must accept a mitigation
verification form if it is signed by a home inspector licensed under
Section 468.8314, Florida Statutes, who has completed at least
three hours of hurricane mitigation training and completed a
proficiency exam. Thereafter, such licensed home inspectors must
complete at least two hours of continuing education on this subject
as part of their license renewal requirements each year.
• A person who is authorized to sign a mitigation verification form
must inspect the structures personally and not through employees
or other persons, and must certify and attest to this on the form.
The bill provides certain specified exemptions to this requirement
for employees of professional engineers and licensed contractors
who have the requisite skill, knowledge and experience to conduct
a mitigation verification inspection.
• The Bill defines misconduct on the part of an inspector and
provides for disciplinary action by licensing boards and
Page 2 of 2
investigations by the Department of Financial Services Division of
Insurance Fraud.
• Before accepting any uniform mitigation verification form provided
by an authorized mitigation inspector, an insurer at its own
expense, may require verification by an independent inspector,
inspection company, or a third-party quality assurance provider,
before accepting a form as valid.
The Office of Insurance Regulation will be holding a public workshop regarding
changes to form OIR-B1-1802 (Uniform Mitigation Verification Inspection Form)
necessitated by this new legislation. Comments regarding other aspects of the
mitigation inspection form will also be accepted during the workshop.
WHEN: September 22, 2010 at 9:30 A.M.
WHERE: Room 116, J. Edwin Larson Building
200 East Gaines Street
Tallahassee, Florida, 32399-0330
If you have any questions regarding this memorandum, please contact Mike
Milnes, Deputy Director of Property & Casualty Product Review, Florida Office of
Insurance Regulation at michael.milnes@floir.com or (850) 413-5306.

2. Standards of Practice

2.1. Roof
2.2. Exterior
2.3. Basement, Foundation, Crawlspace & Structure
2.4. Heating
2.5. Cooling
2.6. Plumbing
2.7. Electrical
2.8. Fireplace
2.9. Attic & Insulation
2.10. Doors, Windows & Interior

3. Limitations, Exceptions & Exclusions

4. Glossary of Terms

1. Definitions and Scope

1.1. A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling.  Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process.

I. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection, and not the prediction of future conditions.

II. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.

 

III. A home inspection can include a survey and/or analysis of energy flows and usage in a residential property if the client requests it.

1.2. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.

1.3. An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.

2. Standards of Practice

2.1. Roof

I. The inspector shall inspect from ground level or eaves:

A. the roof covering;
B. the gutters;
C. the downspouts;
D. the vents, flashings, skylights, chimney and other roof
    penetrations; and 
E. the general structure of the roof from the readily accessible panels, doors or stairs.

II. The inspector is not required to:

A. walk on any pitched roof surface.
B. predict the service life expectancy.
C. inspect underground downspout diverter drainage pipes.
D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.

E. move insulation.
F. inspect antennae, lightning arresters, de-icing equipment, or similar attachments.

G. walk on any roof areas that appear, in the opinion of the inspector, to be unsafe.

H. walk on any roof areas if it might, in the opinion of the inspector, cause damage. 

I. perform a water test.

J. warrant or certify the roof.

K. confirm proper fastening.

2.2. Exterior

I. The inspector shall inspect:

A. the siding, flashing and trim;
B. all exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias;

C. and report as in need of repair any spacings between intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings that permit the passage of an object greater than 4 inches in diameter;

D. a representative number of windows;
E. the vegetation, surface drainage, and retaining walls when these are likely to adversely affect the structure;
F. and describe the exterior wall covering.

II. The inspector is not required to:

A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
B. inspect items, including window and door flashings, which are not visible or readily accessible from the ground.
C. inspect geological, geotechnical, hydrological and/or soil conditions.
D. inspect recreational facilities or playground equipment.
E. inspect seawalls, break-walls and docks.
F. inspect erosion control and earth stabilization measures.
G. inspect for safety-type glass.
H. inspect underground utilities.
I.  inspect underground items.
J.  inspect wells or springs.
K. inspect solar, wind, or geothermal systems.
L.  inspect swimming pools or spas.
M. inspect septic systems or cesspools. 
N. inspect sprinkler systems.
O. inspect drain fields or drywells.
P. determine the integrity of the thermal window seals or damaged glass.

Q. inspect any damaged glass.

2.3. Basement, Foundation & Crawlspace

I. The inspector shall inspect:

A. the basement;
B. the foundation;
C. the crawlspace;
D. the visible structural components;

E. and report on the location of under-floor access openings;
F. and report any present conditions or clear indications of active water penetration observed by the inspector; 

G. for wood in contact or near soil;

H. and report any general indications of foundation movement that are observed by the inspector, such as, but not limited to: sheetrock cracks, brick cracks, out-of-square door frames, or floor slopes;

I.  and report on any cutting, notching and boring of framing members which may present a structural or safety concern.

II. The inspector is not required to:

A. enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector.
B. move stored items or debris.
C. operate sump pumps with inaccessible floats.
D. identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems.
E. provide any engineering or architectural service.
F. report on the adequacy of any structural system or component.

2.4. Heating

I. The inspector shall inspect:

A. the heating systems using normal operating controls, an describe the energy source and heating method;
B. and report as in need of repair heating systems which do not operate;
C. and report if the heating systems are deemed inaccessible.

II. The inspector is not required to:

A. inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems or solar heating systems.
B. inspect fuel tanks or underground or concealed fuel supply systems.
C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
D. light or ignite pilot flames.
E. activate heating, heat pump systems or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.
F. override electronic thermostats.
G. evaluate fuel quality.

H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

2.5. Cooling

I. The inspector shall inspect:

A. the central cooling equipment using normal operating controls.

II. The inspector is not required to:

A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
B. inspect window units, through-wall units, or electronic air filters.
C. operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit, or when other circumstances are not conducive to safe operation, or may damage the equipment.
D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.
E. examine electrical current, coolant fluids or gases, or coolant leakage.

2.6. Plumbing

I. The inspector shall:

A. inspect and determine if the water supply is public or private;

B. verify the presence of and identify the location of the main water shut-off valve;
C. inspect the water heating equipment, including venting, connections, energy source supply system, and seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves;
D. flush toilets;
E. water-test sinks, tubs and showers for functional drainage;
F. inspect the interior water supply, including all fixtures and faucets;
G. inspect the drain, waste and vent systems, including all fixtures;
H. describe any visible fuel storage systems;
I.  inspect the drainage sump pumps and test pumps with accessible floats;
J.  inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves;
K. inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
L. inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets;
M. inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs; and
N. inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.

II. The inspector is not required to:

A. light or ignite pilot flames.
B. determine the size, temperature, age, life expectancy or adequacy of the water heater.
C. inspect interiors of flues or chimneys, combustion air systems, water softening or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems or fire sprinkler systems.
D. determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply.
E. determine the water quality or potability or the reliability of the water supply or source.
F. open sealed plumbing access panels.
G. inspect clothes washing machines or their connections.
H. operate any main, branch or fixture valve.

I.  test shower pans, tub and shower surrounds or enclosures for leakage.
J. evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.
K. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
L. determine whether there are sufficient clean-outs for effective cleaning of drains.
M. evaluate gas, liquid propane or oil storage tanks.

N. inspect any underground or concealed fuel supply systems. 
O. inspect any private sewage waste disposal system or component thereof.
P. inspect water treatment systems or water filters.
Q. inspect water storage tanks, pressure pumps or bladder tanks.

R. evaluate wait-time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.

S. evaluate or determine the adequacy of combustion air.

T. test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves.

U. examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.

V. determine the existence or condition of polybutylene plumbing.

2.7. Electrical

I. The inspector shall inspect:

A. the service drop/lateral;
B. the meter socket enclosures;
C. the means for disconnecting the service main;
D. and describe the service disconnect amperage rating, if labeled;
E. panelboards and overcurrent devices (breakers and fuses);

F. and report on any unused circuit breaker panel openings that are not filled;
G. the service grounding and bonding;
H. a representative number of switches, lighting fixtures, and receptacles, including receptacles observed and deemed to be AFCI-protected during the inspection using the AFCI test button, where possible;

I. and test all Ground Fault Circuit Interrupter (GFCI) receptacles and GFCI circuit breakers observed and deemed to be GFCIs during the inspection using a GFCI tester, where possible;

J. and report the presence of solid conductor aluminum branch circuit wiring, if readily visible;
K. and report on any tested receptacles in which power was not present, polarity is incorrect, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, evidence of arcing or excessive heat is present, or where the receptacle is not grounded or is not secured to the wall; 
L. the service entrance conductors and the condition of the conductor insulation;
M. and report the absence of smoke detectors; and 
N. service entrance cables, and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances from grade or rooftops.

II. The inspector is not required to:

A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
B. operate electrical systems that are shut down.
C. remove panelboard cabinet covers or dead front covers, if they are not readily accessible.
D. operate or reset overcurrent protection devices or overload devices.
E. operate non-accessible smoke detectors.
F. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.

G. inspect the fire or alarm system and components.
H. inspect the ancillary wiring or remote control devices.
I. activate any electrical systems or branch circuits which are not energized. 
J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.
K. verify the service ground.
L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
M. inspect spark or lightning arrestors.

N. inspect or test de-icing equipment.
O. conduct voltage drop calculations.
P. determine the accuracy of labeling.

Q. inspect exterior accent lighting. 

2.8. Fireplace

I. The inspector shall inspect:

A. the fireplace, and open and close the damper door, if readily accessible and operable;
B. hearth extensions and other permanently installed components;
C. and report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including fireplace opening clearance from visible combustible materials.

II. The inspector is not required to:

A. inspect the flue or vent system.
B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
C. determine the need for a chimney sweep.
D. operate gas fireplace inserts.
E. light pilot flames.
F. determine the appropriateness of any installation.
G. inspect automatic fuel-feed devices.
H. inspect combustion and/or make-up air devices.
I.  inspect heat distribution assists, whether gravity controlled or fan-assisted.
J.  ignite or extinguish fires.
K. determine adequacy of draft or draft characteristics.
L. move fireplace inserts, stoves, or firebox contents.
M. perform a smoke test.

N. dismantle or remove any component.

O. perform a National Fire Prevention Association (NFPA)-style inspection.

P.  perform a Phase I fireplace and chimney inspection.

2.9. Attic, Ventilation & Insulation

I. The inspector shall inspect:

A. the insulation in unfinished spaces;
B. the ventilation of attic spaces;
C. mechanical ventilation systems;
D. and report on the general absence or lack of insulation in
    unfinished spaces.

II. The inspector is not required to:

A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or pose a safety hazard to the inspector, in his or her opinion.
B. to move, touch, or disturb insulation.
C. to move, touch or disturb vapor retarders.
D. break or otherwise damage the surface finish or weather seal on or around access panels and covers.
E. identify the composition or exact R-value of insulation material.
F. activate thermostatically operated fans.
G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers and wiring.

H. determine the adequacy of ventilation.

2.10. Doors, Windows & Interior

I. The inspector shall:

A. open and close a representative number of doors and windows;
B. inspect the walls, ceilings, steps, stairways and railings;

C. and report as in need of repair any spacing between intermediate balusters, spindles or rails for steps, stairways and railings that permit the passage of an object greater than 4 inches in diameter;
D. inspect garage doors and garage door openers by operating first by remote (if available), and then by the installed automatic door control;
E. and report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door;
F. and report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use;
G. and report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.

II. The inspector is not required to:

A. inspect paint, wallpaper, window treatments or finish treatments.
B. inspect central vacuum systems.
C. inspect safety glazing.
D. inspect security systems or components.
E. evaluate the fastening of countertops, cabinets, sink tops or fixtures. 
F. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.
G. move drop-ceiling tiles.
H. inspect or move any household appliances.
I.  inspect or operate equipment housed in the garage, except as otherwise noted.
J.  verify or certify safe operation of any auto-reverse or related safety function of a garage door.
K. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.
L. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.
M. operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights.
N. inspect microwave ovens or test leakage from microwave ovens.
O. operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker, can-opener, bread-warmer, blender, instant hot water dispenser, or other small, ancillary devices.
P. inspect elevators.
Q. inspect remote controls.
R. inspect appliances.
S. inspect items not permanently installed.

T. discover firewall compromises. 
U. examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational equipment or self-contained equipment.
V. come into contact with any pool or spa water in order to determine the system structure or components.
W. determine the adequacy of spa jet water force or bubble effect.
X.  determine the structural integrity or leakage of a pool or spa.

 

3. Limitations, Exceptions & Exclusions

3.1. Limitations:

I.     An inspection is not technically exhaustive.
II.    An inspection will not identify concealed or latent defects.
III.   An inspection will not deal with aesthetic concerns or what could be 
       deemed matters of taste, cosmetic defects, etc.
IV.   An inspection will not determine the suitability of the property for any use.
V.    An inspection does not determine the market value of the property or its marketability.

VI.   An inspection does not determine the insurability of the property.
VII.  An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
VIII. An inspection does not determine the life expectancy of the property or any components or systems therein.
IX.   An inspection does not include items not permanently installed.
X.    These Standards of Practice apply only to homes with four or fewer
       dwelling units.

3.2. Exclusions:

I. The inspectors are not required to determine:

A. property boundary lines or encroachments.
B. the condition of any component or system that is not readily accessible.
C. the service life expectancy of any component or system.
D. the size, capacity, BTU, performance, or efficiency of any component or system.
E. the cause or reason of any condition.
F. the cause for the need of repair or replacement of any system or component.
G. future conditions.
H. compliance with codes or regulations.
I. the presence of evidence of rodents, animals or insects.
J. the presence of mold, mildew or fungus.
K. the presence of air-borne hazards.
L. the presence of birds.
M. the presence of other flora or fauna.
N. the air quality.
O. the existence of asbestos.
P. the existence of environmental hazards.
Q. the existence of electro-magnetic fields.
R. the presence of hazardous materials including, but not limited to, the presence of lead in paint.
S. any hazardous waste conditions.
T. any manufacturer’s recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.
U. operating costs of systems.
V. replacement or repair cost estimates.
W. the acoustical properties of any systems.
X. estimates of the cost to operating any given system.

II. The inspectors are not required to operate:

A. any system that is shut down.
B. any system that does not function properly.
C. or evaluate low-voltage electrical systems such as, but not limited to: 
      1. phone lines; 
      2. cable lines; 
      3. antennae;  
      4. lights; or 
      5. remote controls.
D. any system that does not turn on with the use of normal operating controls.
E. any shut-off valves or manual stop valves.
F. any electrical disconnect or over current protection devices.
G. any alarm systems.
H. moisture meters, gas detectors or similar equipment.

III. The inspectors are not required to:

A. move any personal items or other obstructions, such as, but not limited to:
      1. throw rugs; 
      2. furniture;
      3. floor or wall coverings; 
      4. ceiling tiles; 
      5. window coverings; 
      6. equipment; 
      7. plants; 
      8. ice; 
      9. debris; 
      10. snow; 
      11. water; 
      12. dirt; 
      13. foliage; or 
      14. pets.

B. dismantle, open, or uncover any system or component.
C. enter or access any area which may, in the opinion of the inspector, be unsafe.
D. enter crawlspaces or other areas that are unsafe or not readily accessible.
E. inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether abandoned or actively used.
F. do anything which, in the inspector’s opinion, is likely to be unsafe or dangerous to the inspector or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.
G. inspect decorative items.
H. inspect common elements or areas in multi-unit housing.
I.  inspect intercoms, speaker systems, radio-controlled security devices, or lawn irrigation systems.
J.  offer guarantees or warranties.
K. offer or perform any engineering services.
L. offer or perform any trade or professional service other than home inspection.
M. research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or proposed use for occupancy.
N. determine the age of construction or installation of any system structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements.
O. determine the insurability of a property.

P. perform or offer Phase 1 environmental audits.

Q. inspect on any system or component which is not included in these standards.